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HomeMy WebLinkAboutJ_Modification_Request 181126.pdfDUNCANSON Company, Inc. SURVEYING LAND PLANNING 145 SW 155th Street Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 Web www.duncansonco.com CIVIL ENGINEERING DCI 15378.21 To: City of Renton Community and Economic Development From: Harold Duncanson Date: 11/26/2018 Subject: Elma Short Plat—Modification Request 134 Elma Ave NE This project involves subdivision of one parcel into five single family building lots. The west side of the Site has 165 feet of frontage along Elma Avenue NE. The Site is surrounded to the north, west and south by the relatively recent plat of Laurelhurst Div 2 (2006). That subdivision improved Elma Avenue and connecting streets with curb, gutter and sidewalk in conformance with then current City of Renton Standard. The Site is bounded on the east by the unopened 140th Avenue NE right-of-way. All surrounding properties are developed to their full potential under current zoning. Currently Elma Avenue is developed with 15.5-foot lanes, 0.5-foot curb and 5-foot sidewalks on each side of the street all within a 42 foot right-of-way. 140th Avenue NE is unopened and contains only a storm drain line. All of the surrounding properties are developed to their full zoning potential with the above described street improvement in place. At the pre-application meeting, we were informed that the new Renton standard for Residential Access streets is different than what was approved and constructed only about 12 years ago. The new standard dictates 13-foot lanes, 0.5-foot curb, 8-foot planter and 5- foot sidewalk within a 53 foot right-of-way. On behalf of the applicant, we request a roadway modification to allow the Elma Avenue NE roadway cross section to remain in its current configuration. We also request a modification to waive improvement requirements on 140th Avenue NE. Outlined below is our analysis of decision criteria for granting this request. City of Renton Elma Short Plat 11/27/2018 Modification Request Page 2 a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. The requested modification is in concert with the Land Use and Community Planning Elements of the City of Renton’s Comprehensive Plan adopted June 22, 2015 and amended November 10, 2017. Specifically, the Project supports Goals L-C and L-I and Policies L-2, L-3 and L-16 by providing compact, in- fill development and efficient use of land on a large parcel in an established neighborhood. There are no plans to open 140th Avenue NE either in the City’s Comprehensive Plan or Six Year TIP. In fact, the City vacated the western 20 feet of 140th Avenue NE in 2002. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based on sound engineering judgement. By maintaining the existing cross section, the modification will meet the above objectives. The site frontage will continue to match the safety, function, appearance and maintainability of the relatively new improvements throughout the surrounding neighborhood. In fact, changing the cross section to the new standard in this small area may actually detract from the above objectives. The modification will pose no different impact with respect to environmental protection. c. Will not be injurious to other properties in the vicinity. The requested modification is to allow the existing cross section to remain. This matches the existing lane and sidewalk configuration that exists throughout the surrounding neighborhood. In this sense, approval of the modification will not be injurious to other properties in the area. No improvements were required to 140th Avenue NE with the relatively recent plat of Laurelhurst Div 2 (2004), so there is no opportunity for improvements from the fronting properties to the north and south of the Site. All surrounding properties are fully developed to zoning potential and are adequately served by existing roads. d. Conforms to the intent and purpose of the Code. The intent and purpose of the Code is to provide safe and adequate vehicle and pedestrian circulation. The requested modification meets this intent and purpose. City of Renton Elma Short Plat 11/27/2018 Modification Request Page 3 e. Can be shown to be justified and required for the use and situation intended The requested modification is to allow the existing cross section to remain. This matches the existing lane and sidewalk configuration that exists throughout the surrounding neighborhood. The modification is justified and required for the use and situation to maintain consistency throughout the neighborhood. In this sense, f. Will not create adverse impacts to other properties in the vicinity. Approval of the modification will not create adverse impacts to other properties in the area, since it proposes to maintain the same street improvements that currently exist throughout the neighborhood. Please call if you have any questions.